1406 Lexington Dr · Cecil, PA 15055

$250,000

2 bd · 3.0 ba · 1,592 sqft · SingleFamily public records · 99 Days on market

Built 1995 2,395 sqft lot $157/sqft · 10% below area Est $277k · 10% under $152/mo HOA · 7% of rent

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Why this score? — see what drove the C- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +12.3/30.0
• ARV discount +11.9/15.0
• Appreciation +7.1/10.0
• Schools +5.3/10.0
• 1% rule +3.8/10.0
• DSCR +3.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to 1406 Lexington Dr in Lawrence, a well-maintained townhouse in the popular Georgetown community. Offering over 1,500 square feet, this two-bedroom, four-bath residence reflects years of thoughtful care and consistent updates. The home features an inviting open floor plan filled with natural light, where the living area flows seamlessly into the dining space—creating a comfortable setting for both everyday living and entertaining. The primary bedroom includes a private en-suite bathroom and a walk-in closet, while the additional bedroom offers flexibility for guest space or a home office. The kitchen provides ample cabinetry, generous counter space, and a full suite of appliances (including a brand new dishwasher), along with refreshed cabinetry and countertops completed during ownership. The home has been carefully maintained with numerous improvements, including new windows and screens and doors, new garage door, and bathroom fixtures. Major systems have also been well cared for, including the furnace and central air, hot water tank, and other mechanical updates, with the HVAC professionally serviced twice each year. Recent improvements such as new carpeting and refinished basement space add to the home’s move-in-ready appeal. With extensive maintenance and improvement records available, this property offers buyers both comfort and confidence in a home that has been truly cared for. See supplements for a complete list of updates. The monthly HOA includes includes roof, siding, gutter repair/replacement, grass cutting, clubhouse, pool, tennis & pickle ball courts.

Key facts

• Ample cabinetry
• Walk-in closet
• New windows

Tags

• PRIVATE EN-SUITE BATHROOM
• WALK-IN CLOSET
• AMPLE CABINETRY
• GENEROUS COUNTER SPACE
• FULL SUITE OF APPLIANCES
• NEW WINDOWS

What this means for you Summary

Snapshot

• This is a 2-bed/3.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-44 ($-527/yr) — negative.
• To cash-flow at today's rent, offer at most $242k (3.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $221k (11.6% below list).
• Recommended offer: $221k (11.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Canon-Mcmillan SD (suburban): math 49% / reading 72% proficiency, ranked #66 of 539 in PA (top 12%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 19% free/reduced lunch — higher-income household profile.
• Market conditions: 6 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 489 units permitted in Washington County in 2024 (30 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($2k loan paydown + $10k appreciation (4.1% local appreciation)).
• Washington County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (4.1% appreciation + 3.0% rent growth), your $70k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 99 days — a 9% lower offer ($228k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 23y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $136k; list at $250k implies a 85% gain — meaningful room to come down on a strong offer.

Recommended offer $221,119 (11.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.88% ✗
• Cap rate: 6.08%
• Cash-on-cash: -0.75%
• DSCR: 0.97
• GRM: 9.4

CMA / ARV

• ARV (median comp): $276,905
• List price: $250,000
• Delta: -9.72%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

4.13% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.0%
• Equity multiple: 1.61×
• Total profit: $42,732
• Equity at exit: $128,733

10-year hold

• IRR: 11.8%
• Equity multiple: 2.97×
• Total profit: $138,138
• Equity at exit: $212,149

Cash invested: $70,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 62 Landlord-Friendly
• State Pennsylvania: 62 Landlord-Friendly · EVEN
• County: — inherits STATE
• City: — inherits STATE

10-day notice; Philadelphia has eviction-court diversion + some protections; otherwise moderate.

Methodology + full state rankings →

ZIP-level market 15055

• Home prices YoY: 2.3%
• Active inventory: 6
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,211 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$224 /mo · $2,683/yr
• Insurance: −$104
• HOA: −$152
• Vacancy / Maint / Mgmt: −$464
• Net cashflow: $-44

Break-even live

Break-even rent $2,267

Max offer price $242,235

Occupancy floor 97%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
200 Kerry CT McMurray, PA	1.0–2.0	1.0–2.0	954	$2,405	$2.52	2d	22	0.79mi
2553 Hunting Ridge Trl Bridgeville, PA	3.0	1.5	1311	$1,950	$1.49	3d	1	1.47mi

HOA detail

• Monthly dues: $152 · $1,824/yr
• Likely covers: waterpool

Listing history 21 events

1. 2026-06-18
   days on market $250,000 Active 99 DOM
2. 2026-06-17
   days on market $250,000 Active 98 DOM
3. 2026-06-16
   days on market $250,000 Active 97 DOM
4. 2026-06-15
   days on market $250,000 Active 96 DOM
5. 2026-06-13
   days on market $250,000 Active 94 DOM
6. 2026-06-09
   days on market $250,000 Active 90 DOM
7. 2026-06-08
   days on market $250,000 Active 89 DOM
8. 2026-06-07
   days on market $250,000 Active 88 DOM
9. 2026-06-03
   days on market $250,000 Active 84 DOM
10. 2026-06-02
    days on market $250,000 Active 83 DOM
11. 2026-06-01
    days on market $250,000 Active 82 DOM
12. 2026-05-31
    days on market $250,000 Active 81 DOM
13. 2026-04-01
    status Active 1618-char remark

    Show marketing remark (1618 chars)

    Welcome to 1406 Lexington Dr in Lawrence, a well-maintained townhouse in the popular Georgetown community. Offering over 1,500 square feet, this two-bedroom, four-bath residence reflects years of thoughtful care and consistent updates. The home features an inviting open floor plan filled with natural light, where the living area flows seamlessly into the dining space—creating a comfortable setting for both everyday living and entertaining. The primary bedroom includes a private en-suite bathroom and a walk-in closet, while the additional bedroom offers flexibility for guest space or a home office. The kitchen provides ample cabinetry, generous counter space, and a full suite of appliances (including a brand new dishwasher), along with refreshed cabinetry and countertops completed during ownership. The home has been carefully maintained with numerous improvements, including new windows and screens and doors, new garage door, and bathroom fixtures. Major systems have also been well cared for, including the furnace and central air, hot water tank, and other mechanical updates, with the HVAC professionally serviced twice each year. Recent improvements such as new carpeting and refinished basement space add to the home’s move-in-ready appeal. With extensive maintenance and improvement records available, this property offers buyers both comfort and confidence in a home that has been truly cared for. See supplements for a complete list of updates. The monthly HOA includes includes roof, siding, gutter repair/replacement, grass cutting, clubhouse, pool, tennis & pickle ball courts.

14. 2026-03-23
    historical Contingent 1618-char remark

    Show marketing remark (1618 chars)

    Welcome to 1406 Lexington Dr in Lawrence, a well-maintained townhouse in the popular Georgetown community. Offering over 1,500 square feet, this two-bedroom, four-bath residence reflects years of thoughtful care and consistent updates. The home features an inviting open floor plan filled with natural light, where the living area flows seamlessly into the dining space—creating a comfortable setting for both everyday living and entertaining. The primary bedroom includes a private en-suite bathroom and a walk-in closet, while the additional bedroom offers flexibility for guest space or a home office. The kitchen provides ample cabinetry, generous counter space, and a full suite of appliances (including a brand new dishwasher), along with refreshed cabinetry and countertops completed during ownership. The home has been carefully maintained with numerous improvements, including new windows and screens and doors, new garage door, and bathroom fixtures. Major systems have also been well cared for, including the furnace and central air, hot water tank, and other mechanical updates, with the HVAC professionally serviced twice each year. Recent improvements such as new carpeting and refinished basement space add to the home’s move-in-ready appeal. With extensive maintenance and improvement records available, this property offers buyers both comfort and confidence in a home that has been truly cared for. See supplements for a complete list of updates. The monthly HOA includes includes roof, siding, gutter repair/replacement, grass cutting, clubhouse, pool, tennis & pickle ball courts.

15. 2026-03-10
    listed $250,000 Active 1618-char remark

    Show marketing remark (1618 chars)

    Welcome to 1406 Lexington Dr in Lawrence, a well-maintained townhouse in the popular Georgetown community. Offering over 1,500 square feet, this two-bedroom, four-bath residence reflects years of thoughtful care and consistent updates. The home features an inviting open floor plan filled with natural light, where the living area flows seamlessly into the dining space—creating a comfortable setting for both everyday living and entertaining. The primary bedroom includes a private en-suite bathroom and a walk-in closet, while the additional bedroom offers flexibility for guest space or a home office. The kitchen provides ample cabinetry, generous counter space, and a full suite of appliances (including a brand new dishwasher), along with refreshed cabinetry and countertops completed during ownership. The home has been carefully maintained with numerous improvements, including new windows and screens and doors, new garage door, and bathroom fixtures. Major systems have also been well cared for, including the furnace and central air, hot water tank, and other mechanical updates, with the HVAC professionally serviced twice each year. Recent improvements such as new carpeting and refinished basement space add to the home’s move-in-ready appeal. With extensive maintenance and improvement records available, this property offers buyers both comfort and confidence in a home that has been truly cared for. See supplements for a complete list of updates. The monthly HOA includes includes roof, siding, gutter repair/replacement, grass cutting, clubhouse, pool, tennis & pickle ball courts.

16. 2006-04-19
    soldstatus $135,500
17. 2006-04-12
    soldstatus $135,500 173-char remark

    Show marketing remark (173 chars)

    Stunning townhome features beautifully finished gameroom. 18X12 deck, master bath & walk-in closet Maint fee covers roof siding grass, snow removal. AON home warranty.

18. 2006-03-06
    listed $137,900 173-char remark

    Show marketing remark (173 chars)

    Stunning townhome features beautifully finished gameroom. 18X12 deck, master bath & walk-in closet Maint fee covers roof siding grass, snow removal. AON home warranty.

19. 2003-06-16
    soldstatus $113,000
20. 2003-06-12
    soldstatus $113,000
21. 2003-03-26
    listed $109,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast PA · Partial reset (capped growth)

• Current annual tax: $2,683 · $224/mo
• Projected year-2 tax: $3,317 · $276/mo
• Expected delta: +$633/yr (+$53/mo · 23.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥96°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,534
• − Mortgage interest: −$14,004
• − Property taxes: −$2,683
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,123
• − Management: −$2,123
• − HOA: −$1,824
• − Depreciation: −$7,273
• Taxable loss: −$4,745
• Est. tax savings @ 24.0%: +$1,139
• After-tax cash flow: $611/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Canon-Mcmillan SD
• NCES district ID: 4204890
• Math proficiency: 49% ▼ -14.00%
• Reading proficiency: 72% ▼ -8.00%
• Median HH income: $62,946
• Composite: 52.63/100
• National rank: #1557
• State rank: #66 of 539 in PA

Livability — Cecil

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Lawrence, PA
• Population (ZIP): 1,205

Population outlook (Washington County) Hauer SSP2

• Today (2025): 208,060 people
• By 2030: 207,168 · -0.4%
• By 2040: 202,738 · -2.6%
• By 2050: 195,269 · -6.1%
• By 2075: 175,588 · -15.6%
• By 2100: 145,827 · -29.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Two or more races 2%
• Common ancestry: Romanian 12% Scotch-Irish 3% Serbian 2%

Political lean MEDSL · Washington

• 2024 margin: Strong R (+25.5) · D 36.9% · R 62.4%
• 2008→2024 swing: -20.8pp toward R · 2008: -4.7pp · 2024: -25.5pp
• All cycles: 2024: R+25.5 2020: R+22.8 2016: R+25.3 2012: R+13.3 2008: R+4.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.13%
• Current HPI: 180.9306
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 1.68%
• F500 in state: 34

Industry mix (Fortune 500 HQ in PA)

Industry	F500 HQs	Revenue
▸Healthcare	2	$309B
▸Insurance	2	$27B
▸Telecommunications / Media	1	$124B
▸Industrial Distribution	1	$22B
▸Financial Services	1	$20B
▸Chemicals / Materials	1	$18B

Price history

+127.5% since first listed

9 events — show timeline

• 2026-04-01 Relisted — West Penn MLS
• 2026-03-23 Contingent — West Penn MLS
• 2026-03-10 Listed $250,000 West Penn MLS
• 2006-04-19 Sold (Public Records) $135,500 Public Records
• 2006-04-12 Sold (MLS) $135,500 West Penn MLS
• 2006-03-06 Listed $137,900 West Penn MLS
• 2003-06-16 Sold (Public Records) $113,000 Public Records
• 2003-06-12 Sold (MLS) $113,000 West Penn MLS
• 2003-03-26 Listed $109,900 West Penn MLS

Property tax history

-0.2%/yr

Latest (2026): $2,683 · +3.1% YoY. Source: county tax records.